A sketch plan shall consist of and be prepared in accordance
with the following standards:
A.
Drafting standards. Specific drafting standards are not required for sketch plan submission; however, to the extent feasible at the time of sketch plan submission, it is recommended that the drafting standards set forth in § 240-402A for preliminary plan submission be employed.
B.
Recommended contents of sketch plan.
(1)
Name and address of the record owner, the equitable owner, and
the applicant.
(2)
A brief narrative description of the subdivision or land development
proposal.
(3)
Tax parcel numbers(s) from current Chester County tax assessment
records, the name of the proposed subdivision or land development,
and the date of the plan.
(4)
Approximate tract boundaries of the property being subdivided,
accurately labeled, showing bearings and distances, and a statement
of the total acreage of the tract.
(5)
Precise scale and dimensions are not required at the time of
sketch plan submission. When the sketch plan is drawn to scale, the
minimum scale shall be one inch equals 50 feet.
(6)
The name of the person or firm responsible for the design of
the subdivision or land development.
(7)
The names of owners and tax parcel numbers of adjoining properties.
(8)
A location map with sufficient information to enable the Borough
Planning Commission to locate the property being subdivided.
(9)
Significant topographical, historical and physical features
(i.e., water bodies, quarries, floodplain, steep slopes, tree masses,
railroad tracks, streets, existing buildings, etc.) on the tract.
(10)
Proposed general street and lot layout. When apartments and/or
townhouses are proposed, the general building, street and parking
layout shall be shown.
(11)
In the instance that open space or recreation areas are to be
included in the plan, the location, size and future ownership should
be identified.
(12)
A statement describing the methods of water supply and sewage
disposal intended to be used.
(13)
A statement describing the proposed use for each lot, parcel
and building indicated on the plan.
(14)
Applicable zoning district(s), including overlays.
(15)
The plan shall clearly be titled "sketch plan."
A preliminary plan shall be prepared and submitted to the Borough for review in accordance with § 240-302A of this chapter and the following:
A.
Drafting standards.
(1)
Scale and sheet size. The preliminary plan and all accompanying
plans shall be clearly and legibly drawn to a scale of no less than
one inch equals 50 feet, with all dimensions shown in feet and hundredths
of a foot.
(2)
The original drawing and all submitted prints thereof shall
be made on sheets either 17 inches by 22 inches, 22 inches by 34 inches,
or 34 inches by 44 inches.
(3)
If the preliminary plan requires more than one sheet, a master
sheet at a scale not smaller than one inch equals 200 feet, showing
the location of each section, shall accompany the plan. Each sheet
shall be numbered and shall show its relationship to the total number
of sheets.
(4)
The preliminary plan shall bear an adequate legend to indicate
clearly which features are existing and which are proposed.
(5)
If more than one scale is used in the plan, a key must be provided
that indicates the difference in scale.
B.
Site analysis plan. A site analysis plan as required in Article V of this chapter shall accompany the preliminary plan and shall be drawn at the same scale as the preliminary plan.
C.
Required contents of the preliminary plan:
(1)
Location map. A location map for the purpose of locating the
property being subdivided, showing the relation of the property, differentiated
by tone or pattern, to adjoining property and to all streets, roads
and municipal boundaries within 1,000 feet of the subdivision or land
development. The scale shall be no less than one inch equals 800 feet,
and a North arrow shall be indicated.
(2)
Existing conditions plan. A series of plan sheets prepared in
accordance with the drafting standards set forth above, with accompanying
narrative as needed, showing the following existing conditions:
(a)
Name and address of the record owner, the equitable owner, and
the applicant.
(b)
Name of the proposed subdivision or land development or other
identifying title and the name of the Borough.
(c)
Total lot or tract boundaries of the property being subdivided,
showing bearings and distances along all existing rights-of-way within
and adjacent to the tract, prepared by a registered professional land
surveyor, and a statement of the total acreage of the property to
the nearest square foot.
(d)
North arrow, graphic scale, written scale and date, including
the month, day and year that the original drawing was completed, and
in the case of revised drawings, the month, day and year that the
original drawing was revised and a description of each revision.
(e)
Name, address and seal of registered engineer or surveyor responsible
for preparing the plan. If a registered engineer, architect or landscape
architect collaborated in the preparation of the plan, their name
and address and seal shall also appear. All plans showing the subdivision
of land must be signed and sealed by a registered surveyor.
(f)
The names of any abutting subdivisions and the book and page
numbers where any abutting subdivisions are recorded, and the names
of the owners of any adjacent unplatted land and the book and page
numbers where any adjacent unplatted land is recorded, and the Tax
Map parcel numbers of abutting parcels.
(g)
Zoning information.
[1]
District lines within the property and zoning district designations
and area, yard and height requirements applicable to the property;
[2]
The applicable front, side and rear setbacks of the underlying
zoning district(s) shall be shown for the existing lot, parcel or
tract, including applicable required setbacks from pipeline rights-of-way
or other utilities.
(h)
Contour lines at vertical intervals of one foot for slopes of
20% or less and not more than five feet for slopes exceeding 20%.
Datum used shall be North American Vertical Datum of 1988 (NAVD 88),
or approved alternate datum.
(i)
Man-made features. All existing buildings, structures, sewer
lines, waterlines, fire hydrants, utility transmission lines, culverts,
bridges, railroad tracks, and other significant man-made features
within the proposed subdivision or land development and within 50
feet from the boundaries of the proposed subdivision or land development.
(j)
Natural features. All existing watercourses, tree masses, meadows,
floodplain areas, moderate slopes, steep slopes, and other significant
natural features within the proposed subdivision or land development.
(k)
Streets. All existing streets and streets of record (recorded,
but not constructed) on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths and approximate grades.
(l)
All existing property lines, easements and rights-of-way and
the purposes for which the easements or rights-of-way have been established.
(m)
Conditions of approval from any conditional use, special exception,
variance application or other form of zoning relief granted by the
Borough for all or part of the application property.
(n)
Waivers. All waivers or modifications, including a statement
for justification of the waiver, being requested by the applicant
as well as all waivers or modifications previously granted to the
applicant by the Borough Council, shall be clearly stated on the first
sheet of the preliminary plan submission, and also filed simultaneously
in letter form to the Borough.
(o)
Original date of preparation, revision dates, with concise descriptions
of each revision.
(3)
The full plan of proposed development, prepared in accordance with the drafting standards set forth in § 240-402A above, including at a minimum:
(a)
For all proposed streets, their location, suggested name, right-of-way
and cartway widths, a statement of any condition governing their use,
and suggested type (i.e., collector). The designation of minor, collector
and arterial streets is subject to the approval of the Borough and
shall be in accordance with the Borough Comprehensive Plan.
(b)
Location, width, and purpose of all proposed easements (street
and utility) and rights-of-way.
(c)
Building setback lines along each street and the proposed placement
of each apartment building, townhouse, and nonresidential building.
For each apartment building and row of townhouses, the number of one-,
two-, three- and four-bedroom units shall be indicated.
(d)
Lot lines, with approximate dimensions, and lot numbers and
a statement of the total number of lots and parcels.
(e)
The location, size, and intended use of all nonresidential lots
and parcels.
(f)
The location of all common parking areas and access drives to
the parking areas, the size and number of parking stalls, width of
aisles and access drives, and proposed grades of parking areas and
access drives.
(g)
Water mains and sanitary and/or storm sewers (and other drainage
facilities), with the size and materials of each indicated, and any
proposed connections with existing facilities.
(h)
Location, size and expected use of all parks, playgrounds, recreation and other open space areas. Areas to be dedicated to the Borough shall be noted. Areas to be reserved for public use, but not to be dedicated, shall be noted. Any conditions governing such areas and the arrangements to be made for the administration and maintenance of these areas also shall be noted, including submission of an open space management plan in accordance with § 290-1226F(3) of Chapter 290, Zoning, of this Code, where required.
(i)
Provisions for pedestrian circulation (trails and paths) throughout
the tract, when provided by means other than sidewalks.
(j)
The location of all permanent stormwater management facilities, including but not limited to retention ponds, basins, culverts, swales and sewers in accordance with Chapter 225, Stormwater Management, of this Code.
(k)
Locations of all water supply facilities.
(l)
Any proposed improvements or land disturbances requiring a permit
from the U.S. Army Corps of Engineers, the PADEP or the Chester County
Conservation District shall be so indicated.
(m)
In any case where individual on-lot sewage disposal systems are proposed in accordance with § 240-617, percolations test holes and deep probe test pits shall be performed, and the exact locations of the successful and failed percolation and deep holes for the primary and replacement disposal areas shall be shown. Minimum horizontal isolation distances shall be maintained for the sewage disposal system as required by Pennsylvania Code Title 25, Environmental Protection, Chapter 73, Standards for On-Lot Sewage Treatment Facilities, as amended, and shall be indicated on the plan.
(4)
The lot layout and site analysis plan have several common attributes.
As such, it is suggested that a base sheet be prepared with those
attributes common to both the lot layout and the site analysis plan.
(5)
Erosion and sediment control plan. An erosion and sediment control
plan for the entire tract shall be required as part of the preliminary
plan application and shall comply with the following:
(a)
The erosion and sediment control plan shall include a narrative
description and all required calculations.
(c)
A copy of the approved erosion and sediment control plan shall
be available at the earthmoving site at all times during construction.
(d)
Subdivision and land development applicants shall also comply
with 25 Pa. Code Chapter 92a, and obtain a PADEP "NPDES Construction
Activities" permit for regulated earth disturbance activities. Evidence
of an necessary permit(s) for regulated earth disturbance activity
from the Southeast Regional DEP office or Chester County Conservation
District must be provided to the Borough prior to the commencement
of any earth disturbance activity for which any such permit may be
required.
(e)
The limit of disturbance shall be delineated in the field prior
to any clearing or earth disturbance activities and shall remain in
effect during all construction activities on the site. The limit of
disturbance delineation shall consist of the placement of four-foot
temporary fencing of a highly visible color.
(6)
Grading plan. All preliminary and final plans shall be accompanied
by a grading plan, which shall include the following:
(a)
Scale and North arrow. A key map shall be included if the grading
plan consists of more than one sheet.
(b)
Existing contours shown as required by § 240-402C(2)(h) herein.
(c)
Proposed streets and proposed locations of houses or other buildings,
with proposed contours in solid line to show proposed grading, proposed
location of drainage channels and swales and, where appropriate, the
dikes and impounding basins for silt retention, including spot elevations
to permit calculation of storage capacity.
(d)
Proposed grades shown at each lot corner and at corners of proposed
house locations.
(e)
The location of all existing and proposed storm sewers, sanitary
sewers, and waterlines. Existing and proposed facilities shall be
shown by different line types.
(f)
The location of all proposed lot lines and easements.
(7)
Supplemental data. The preliminary plan shall be accompanied
by the following supplementary data, as applicable:
(b)
A preliminary stormwater management plan, prepared in accordance with Chapter 225, Stormwater Management, of the Code.
(d)
Typical street cross-section drawing(s) for all proposed streets.
(e)
Tentative profiles along the center lines of each proposed street
shown on the preliminary plan. Such profiles shall show natural (existing)
and finished grades at one of the following sets of scales, or any
combination thereof:
[1]
One inch equals 10 feet horizontal and one inch equals two feet
vertical.
[2]
One inch equals 20 feet horizontal and one inch equals four
feet vertical.
[3]
One inch equals 40 feet horizontal and one inch equals 10 feet
vertical.
[4]
One inch equals 50 feet horizontal and one inch equals 10 feet
vertical.
(f)
Preliminary designs of any bridges or culverts. Such designs
shall meet all applicable requirements of the Pennsylvania Department
of Transportation and the Pennsylvania Department of Environmental
Protection.
(g)
Eight completed copies of the sewage facilities planning module, whenever soil percolation tests are required by § 240-617.
(h)
Where a preliminary plan shows the proposed subdivision of only
a part of the subdivider's total property, the plan shall be accompanied
by a plan of the proposed street system for the remainder of the property,
so that the street system in the submitted portion can be considered
in relation to future connections with the unsubmitted portion. In
the case of extremely large properties, the Borough Planning Commission
may delimit the area for which a prospective street system on adjacent
property must be shown. The subdivider shall also include a statement
indicating proposed future land use for the unsubmitted portion of
his property.
(i)
Details as appropriate, including:
[1]
Typical manholes, catch basins and inlets, with type and specifications
for frames and grates or solid covers.
[2]
Where sanitary sewers are involved, all construction details
necessary for obtaining bona fide bids.
[3]
Where storm sewers are involved, all sizes and types of pipe,
details of headwalls, aprons, and outfall toes.
Final plans shall conform in all important details to approved
preliminary plans where applicable, including any conditions of approval
specified by the Borough Council.
C.
Required contents of the final plan. Final plan submissions shall
include all information and data set forth below, except that the
Borough may waive any specific submission requirement where deemed
not relevant to the subject application upon the recommendation of
the Borough Engineer. Information and data already supplied at the
time of preliminary plan submission, where applicable, and satisfactorily
meeting requirements for the final plan submission need not be resubmitted
except to the extent that additional copies are needed by the Borough
to facilitate review.
(1)
Lot layout plan.
(a)
Name of the record owner and subdivider and the source(s) of
title to the land being subdivided, as shown by the records of the
County Recorder of Deeds.
(b)
Name of proposed subdivision or land development and the Borough.
(c)
The total tract boundary lines of the area being subdivided
with accurate distances to hundredths of a foot and bearings to 1/4
of a minute. These boundaries shall be balanced and closed with an
error of closure not to exceed one foot in 10,000 feet; provided,
however, that the boundary(s) adjoining additional unplatted land
of the subdivided (example, between separately submitted final plan
sections) are not required to be based upon field survey and may be
calculated. The proposed location and elevation (if elevation is established)
of all boundary line (perimeter) monuments shall be indicated, along
with a statement of the total area of the property being subdivided.
The engineer or surveyor responsible for the plan shall certify as
to the accuracy of the survey and the drawn plan.
(d)
North arrow, graphic scale, written scale, and date, including
the month, day and year that the original drawing of the final plan
was completed, and in the case of revised drawings, the month, day
and year that the original drawing was revised, and a description
of each revision.
(e)
The name, address and seal of the registered professional engineer
or surveyor responsible for preparing the plan.
(f)
The names of all abutting subdivisions and/or properties, if
any, with the book and page numbers where recorded, and the names
of the owners of all adjacent unplatted land, if any, the book and
page number where recorded, and tax assessment identification numbers.
(g)
A location map for the purpose of locating the property being
subdivided, showing the relation of the property, differentiated by
tone or pattern, to adjoining property and to all streets, roads and
municipal boundaries within 1,000 feet of the subdivision. In addition,
a scale and North arrow shall be indicated.
(h)
Zoning district lines within the property and zoning district
designations and area, yard and height requirements applicable to
the property.
(i)
The location and name (and/or number) and right-of-way and cartway
width and lines of all existing roads within the property.
(j)
The following data for the cartway edges (or curblines) and
right-of-way lines of all recorded (except those which are to be vacated)
and/or proposed streets and for the right-of-way lines of all existing
streets within or abutting the property to be subdivided.
(k)
The length, in feet to the second decimal point, of all straight
lines and any two functions of a chord of all curved lines.
(l)
The width (in feet) of the cartway, right-of-way and, if required,
of the ultimate right-of-way, and (in degrees, minutes and seconds)
of the delta angle of all curved lines, including curved lot lines.
(m)
All lot lines shall be shown and shall be completely dimensioned
in feet to the second decimal point, if straight, and if curved, with
central angle in degrees, minutes and seconds and length of arc and
radius. Bearings to 1/4 of a minute shall be shown for all lot lines.
Each lot shall be balanced to an accuracy of one foot in 10,000 feet.
For each lot, the total lot area in square feet or acres shall be
stated.
(n)
Lot numbers, numbered consecutively, and a statement of the
total number of lots and parcels.
(o)
Location, size and intended use of all nonresidential lots and
parcels, including all parks, playgrounds and recreation areas, with
reference to restrictions of any type which exist or will exist as
covenants in the deed for the lots and, if recorded, the book and
page number of the County Deed Book.
(p)
Building setback lines along each street and the proposed placement
of each apartment, townhouse, and nonresidential building. For each
apartment building and row of townhouses, the number of one-, two-,
three- and four-bedroom units shall be indicated.
(s)
All easements and rights-of-way and any limitations from and
on such easements or rights-of-way. Rights-of-way shall be shown and
accurately identified on the plan, and easements shall either be shown
or specifically described on the plan. Easements should be located
in cooperation with the appropriate public utilities.
(t)
Location, size, materials and invert elevation of all sanitary
sewers and location of all manholes, inlets and culverts and the location,
size and material of water mains.
(u)
The location of all permanent stormwater management facilities,
including but not limited to retention ponds, basins, culverts, swales
and sewers.
(v)
Provisions for pedestrian circulation (trails and paths) throughout
the tract, when provided by means other than sidewalks.
(w)
The location of all common parking areas and access drives to
the parking areas, the size and number of parking stalls, width of
aisles and access drives, and proposed grades of parking areas and
access drives.
(y)
Certificate for approval of the plan by the Borough Council.
(z)
A space in which the appropriate endorsement of the Chester
County Planning Commission may be applied.
(aa)
A space in which the Recorder of Deeds may acknowledge receipt
and recording of the plan when it is presented.
(2)
Supplemental data. The final plan shall be accompanied by the
following supplementary data, where applicable:
(a)
A final stormwater management plan for the tract, in accordance with Chapter 225, Stormwater Management, of the Code.
(b)
A final erosion and sediment control plan for the tract shall accompany the final plan, including a narrative description and all required calculations in accordance with § 240-605.
(c)
Grading plan. All final plans shall be accompanied by a final grading plan in accordance with the provisions of § 240-606.
(d)
A completed plan revision module, as required by the PADEP,
shall accompany the final plan.
(e)
Typical street cross-section drawing(s) for all proposed streets,
showing the following:
[1]
Existing grade shown by dashed lines, proposed grade shown as
solid lines. Separate treatment shall be shown for cut sections and
fill sections.
[2]
Width of cartway, curbs, grading extending to rights-of-way,
sidewalks (where required), and street trees (where required).
[3]
Type, thickness, and cross slope of paving.
(f)
Profile sheets for all proposed streets within the tract.
[1]
Street profiles sheets shall show at least the following information,
properly labeled:
[a]
Existing (natural) profile along both curblines
or the center line of each street.
[b]
Proposed finished grade of the center line or proposed
finished grade at the top of both curbs.
[c]
The length of all vertical curves.
[d]
Existing and proposed sanitary sewer mains and
manholes.
[e]
Existing and proposed storm sewer mains, inlets,
manholes and culverts.
[2]
The profile sheets shall be legibly drawn at one of the following
sets of scales, or any combination thereof:
[a]
One inch equals 10 feet horizontal, and one inch
equals two feet vertical.
[b]
One inch equals 20 feet horizontal, and one inch
equals four feet vertical.
[c]
One inch equals 40 feet horizontal, and one inch
equals 10 feet vertical.
[d]
One inch equals 50 feet horizontal, and one inch
equals 10 feet vertical.
(g)
All offers of dedication and all covenants governing the reservation
and maintenance of undedicated open space.
(h)
Such private deed restrictions as may be imposed upon the property
as a condition to sale, together with a statement of any restrictions
previously imposed which may affect the title to the land being subdivided.
(i)
Whenever a subdivider proposes to establish a street which is
not offered for dedication to public use, the Borough may require
the subdivider to submit, and also to record with the plan, a copy
of an agreement made with the Borough on behalf of his heirs and assigns,
which shall establish the conditions under which the street may later
be offered for dedication.
(j)
Eight copies of the improvements agreement in effect at the
time the submission is made.
(k)
Two copies of any stream encroachment or wetlands permit(s)
which may be required by the PADEP.
(l)
Official street names and official house numbers as established
or approved by Borough Council and the United States Post Office shall
be shown.
(m)
Details as appropriate, including:
[1]
Typical manholes, catch basins and inlets, with type and specifications
for frames and grates or solid covers.
[2]
Where sanitary sewers are involved, all construction details
necessary for obtaining bona fide bids.
[3]
Where storm sewers are involved, all sizes and types of pipe,
details of headwalls, aprons, and outfall toes.
[4]
Curbs and sidewalks.
(o)
Copy of any highway occupancy permit (HOP) which may be required
by PennDOT.
